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Property profile & analytics
OFF-MARKET
Estimated value
$18,470,000
Flex space
12400 Industry St, Garden Grove, CA 92841-2819
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0646640
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1972
Total area
62,400 SF
Lot
3 ac (130,464 SF)
APN
131-343-10
UPID
US09-0646640
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.18M
Comparable Approach
Comparable
$25.54M
Blend (final)
Blend
$18.47M
Owner & transaction history
Blusv I Ca 12400 Industry LLC · 4 yrs held
Blusv I Ca 12400 Industry LLC
since 2021
Last sale
$19.2M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$29.4M
+55.4%
Neighborhood: shopping center
$29.3M
+54.5%
Office building
$26.8M
+41.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Garden Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Garden Grove submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$23,910,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,195,000
6.5%
$12,180,000
7%
$11,310,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$18,950,000
Current use
COMMERCIAL (GENERAL)
$29,445,000
Change: +55% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$29,270,000
Change: +54% · Conversion: Difficult
OFFICE BUILDING
$26,770,000
Change: +41% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$23,880,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$23,300,000
Change: +23% · Conversion: Easy
RETAIL STORES
$18,640,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$18.47M
Range $16.62M – $20.32M · ±10% · vs last sale $19.15M (Dec 23 2021)
Last sale anchor
$19.15M
Dec 23 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$296 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$246,766
Tax year 2024
Assessed value
$19,923,660
Assessed 2024
Previous assessed
$19,923,660
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$17,686,800
Assessed improvement
$2,236,860
Applied tax rate
18.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1972
Heating
NONE
Stories
1
Total area
62,400 SF
Lot
3 ac (130,464 SF)
APN
131-343-10
UPID
US09-0646640
Jurisdiction
ORANGE
Metro division
SANTA ANA-ANAHEIM-IRVINE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$19.0M
COMMERCIAL (GENERAL)
Est. value
$29.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$29.3M
OFFICE BUILDING
Est. value
$26.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$23.9M
AUTO REPAIR, GARAGE
Est. value
$23.3M
RETAIL STORES
Est. value
$18.6M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1972
Heating
NONE
Stories
1
Lot
3 ac
Current owner
From public records · entity-resolved
Blusv I Ca 12400 Industry LLC
Entity
Mailing address
5 CONCOURSE PKWY STE #3100, ATLANTA, GA 30328-7117
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2024
—
Blusv I Ca 12400 Industry LLC
—
Deed
related
$92,000,000 · Pcred II Holding Vi LLC
Feb 15, 2022
—
Blusv I Ca 12400 Industry LLC
—
Deed
related
$70,000,000 · Tpg Re Finance 11 Ltd
Dec 23, 2021
$19,150,000
Blusv I Ca 12400 Industry LLC
Mdm Marketing INC
Grant Deed
—
Nov 16, 2016
—
Mdm Marketing INC
—
Deed
related
$7,350,000 · Community Bank
Jun 3, 2009
—
Mdm Marketing INC
Kilroy Realty LP
Grant Deed
$2,570,000 · Farmers & Merchants Bank Of Long Be
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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